The point being all of the people in the drill were underestimating perception of closing speed and reaction time.In practice people are using fine motor skills.

Check with @Kevin Carbon, he organizes the Lakewood area meet up. 

Being an architect you have a serious leg up and could offer a lot of skills to many people locally.   

As with most business decisions, critical thinking skills are needed in order to scale upward.

@Brian Eastman  thank you, no loan so that's not an issue but my only question is you mentioned a JV so does it need to be organic partnership just me and the 401(k) on title, and some sort of joint venture agreement or can I put in an LLC ?

I carry a vast knowledge in vendor, contractor, and ownership relationships as well as interior and exterior customer conflict resolution skills.

Many investors make a lot of offers to snag the property .It takes a lot of work time but the good news you will quickly build up your skills in evaluating property that you wish to own.

I can work my persuasive skills just as well through phone conversations than walking the neighborhood.

I'm just not that smart, organized or disciplined to do that.For those that are smart enough or believe fish will jump into the boat, my hat is off to you.

Radically different business then other forms of investing where relationship skills matter as much or sometimes more then process.